1246 Pontotoc St · Hernando, MS 38632

$299,900

3 bd · 2.0 ba · 1,604 sqft · SingleFamily public records · 19 Days on market

Built 2001 0.32 ac lot Est $286k · 5% over

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.2/30.0
• ARV discount +5.2/15.0
• DSCR +4.7/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautiful 4-bedroom, 2-bathroom home! Step inside to an open living room with plenty of space to relax and entertain, flowing seamlessly into the eat-in kitchen featuring a breakfast bar, abundant counter space, and plenty of cabinetry for storage. You'll also appreciate the formal dining room, providing the perfect setting for holiday gatherings, dinner parties, or everyday meals. The spacious primary suite offers a peaceful retreat with double sinks, a separate soaking tub, a walk-in shower, and plenty of room for your furniture. The remaining bedrooms are generously sized and provide comfort and versatility. Outside, you'll love the large covered back porch, perfect for e

Key facts

• Double sinks
• Open living room
• Formal dining room

Tags

• OPEN LIVING ROOM
• EAT-IN KITCHEN
• BREAKFAST BAR
• FORMAL DINING ROOM
• SPACIOUS PRIMARY SUITE
• DOUBLE SINKS

Property features AI

Exterior

• Parking: 2-car garage; Garage faces front; Concrete parking
• Security: Dead bolt locks
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Fiber to the house
• Home design: Single-family residence (house); Two levels; Living area recorded from public records
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built information from public records
• Exterior features: Patio; Back yard with wood fencing; Few trees; Front yard; See remarks

Interior

• Kitchen: Dishwasher; Disposal; Free-standing range; Microwave; Pantry
• Bedrooms: Primary bedroom (Main level); Additional bedrooms on Main and Upper levels
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Two full bathrooms; Primary bathroom (Main level)
• Heating & cooling: Central heating; Fireplace heating; Central air conditioning; Ceiling fan cooling
• Interior features: High ceilings; Ceiling fans; High speed internet; Pantry; Storage; Double vanity; Insulated windows; Dead bolt locks; Gas log fireplace in great room
• Laundry & utility: Dedicated laundry room; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (16.7% below list).
• Recommended offer: $250k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.3% in Hernando — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#44 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Desoto County School District (suburban): math 48% / reading 42% proficiency, ranked #20 of 130 in MS (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hernando Elem (779 students, 100% FRL); Hernando Middle School (math 75% / reading 57%, grade A-, #2 of 179 statewide, top 1%, 1,150 students, 100% FRL); Hernando High School (math 69% / reading 62%, grade B, #2 of 197 statewide, top 1%, 1,419 students, 100% FRL) — zoned schools average 100% FRL vs 43% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 66% at this address vs 45% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Desoto County School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.4%/yr); 407 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,155 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• DeSoto County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,939 (16.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.50%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $285,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1106 Fawn Dr	0.13mi	3/2.0	1,735 (+8%)	3mo	$307,000	$177	78
277 Pontotoc Cv	0.06mi	3/2.0	1,650 (+3%)	18mo	$299,900	$182	77
41 Cross Creek Dr	0.31mi	3/2.0	1,632 (+2%)	10mo	$288,000	$176	74
1715 Tara Dr	0.45mi	3/2.0	1,550 (-3%)	4mo	$282,500	$182	70
112 Forked Creek Pkwy	0.55mi	3/2.0	1,661 (+4%)	2mo	$299,900	$181	67
1501 Mount Pleasant Rd	0.29mi	4/2.0 (+1)	1,798 (+12%)	6mo	$280,000	$156	56
139 Tanner Cv	0.59mi	3/2.0	1,700 (+6%)	11mo	$299,900	$176	54
85 Desoto Ave	0.35mi	3/2.0	1,404 (-12%)	15mo	$285,000	$203	51
270 Gaslight Cv	0.52mi	3/2.0	1,365 (-15%)	1mo	$265,000	$194	50
277 Byhalia Cv	0.44mi	3/2.0	1,799 (+12%)	15mo	$240,000	$133	47
1677 Tara Dr	0.41mi	3/2.0	1,827 (+14%)	17mo	$314,500	$172	44
782 Fairway Trl	0.75mi	3/2.0	1,800 (+12%)	5mo	$319,900	$178	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.41×
• Total profit: $-49,335
• Equity at exit: $44,716

10-year hold

• IRR: -15.1%
• Equity multiple: 0.25×
• Total profit: $-63,027
• Equity at exit: $25,930

Cash invested: $83,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Mississippi: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; very landlord-favorable; no rent control.

Methodology + full state rankings →

ZIP-level market 38632

• Home prices YoY: -31.8%
• Rents YoY: -0.4%
• Active inventory: 407
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,499 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$172 /mo · $2,065/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $105

Break-even live

Break-even rent $2,367

Max offer price $299,900

Occupancy floor 91%

Sensitivity live

Price	-10% $275	-5% $190	+0% $105	+5% $20	+10% $-65
Rent	-10% $-93	-5% $6	+0% $105	+5% $204	+10% $302
Rate	-1.0pp $256	-0.5pp $181	base $105	+0.5pp $27	+1.0pp $-52

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1324 Biloxi St Hernando, MS	3.0	2.0	1594	$1,950	$1.22	25d	1	0.23mi
947 Clubhouse Dr Hernando, MS	4.0	2.0	1713	$2,495	$1.46	45d	1	0.91mi
1670 Timber Creek Dr Hernando, MS	3.0	2.0	1672	$1,945	$1.16	45d	1	0.96mi
2159 Timberlane St Hernando, MS	4.0	2.5	2150	$4,500	$2.09	6d	1	1.21mi
272 Fairway Trace Dr Lot $3800 Hernando, MS	4.0	2.0	2000	$3,800	$1.90	45d	1	1.23mi
2441 Memphis St Hernando, MS	2.0	2.5	1520	$2,200	$1.45	3d	1	1.33mi

Listing history 12 events

1. 2026-06-21
   days on market $299,900 Active 19 DOM
2. 2026-06-18
   days on market $299,900 Active 16 DOM
3. 2026-06-17
   days on market $299,900 Active 15 DOM
4. 2026-06-16
   days on market $299,900 Active 14 DOM
5. 2026-06-15
   days on market $299,900 Active 13 DOM
6. 2026-06-13
   days on market $299,900 Active 11 DOM
7. 2026-06-10
   days on market $299,900 Active 8 DOM
8. 2026-06-09
   days on market $299,900 Active 7 DOM
9. 2026-06-08
   days on market $299,900 Active 6 DOM
10. 2026-06-07
    days on market $299,900 Active 5 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $299,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MS · Resets to sale price

• Current annual tax: $2,065 · $172/mo
• Projected year-2 tax: $2,369 · $197/mo
• Expected delta: +$304/yr (+$25/mo · 14.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,993
• − Mortgage interest: −$16,799
• − Property taxes: −$2,065
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,399
• − Management: −$2,399
• − Depreciation: −$8,724
• Taxable loss: −$3,894
• Est. tax savings @ 24.0%: +$935
• After-tax cash flow: $2,192/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Desoto County School District
• NCES district ID: 2801320
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $59,272
• Composite: 39.56/100
• National rank: #3933
• State rank: #20 of 130 in MS

Livability — Hernando

• Score: 70/100
• State rank: #44
• US rank: #8034

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A- Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hernando, MS
• County: DeSoto County · 176,513 people
• City population: 31,374
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 31,374
• Household income: $93,583
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 24.0

Population outlook (DeSoto County) Hauer SSP2

• Today (2025): 203,338 people
• By 2030: 217,692 · +7.1%
• By 2040: 245,320 · +20.6%
• By 2050: 270,133 · +32.8%
• By 2075: 323,341 · +59.0%
• By 2100: 348,742 · +71.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 13% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Arabic 1%

Political lean MEDSL · DeSoto

• 2024 margin: Strong R (+24.1) · D 36.7% · R 60.8% · Other 2.5%
• 2008→2024 swing: +14.2pp toward D · 2008: -38.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.9 2016: R+34.8 2012: R+33.5 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.49%
• Current HPI: 176.8843
• Rent YoY: ▼ -0.43%
• Metro: Memphis, TN-MS-AR
• State GDP YoY: —
• F500 in state: 0

Price history

+119.1% since first listed

19 events — show timeline

• 2026-06-02 Listed $299,900 MLSU
• 2022-11-20 Listing Removed — MLSU
• 2022-10-17 Price Changed $299,900 MLSU
• 2022-09-19 Price Changed $319,900 MLSU
• 2022-08-29 Relisted — MLSU
• 2022-08-25 Price Changed $324,900 MLSU
• 2022-08-25 Contingent — MLSU
• 2022-08-19 Listed $329,900 MLSU
• 2021-10-11 Listing Removed — MLSU
• 2021-09-21 Sold (Public Records) — Public Records
• 2021-09-21 Sold (MLS) — MLSU
• 2021-08-02 Listed $285,000 MLSU
• 2010-08-26 Listed $166,500 MLSU
• 2008-11-05 Sold (Public Records) — Public Records
• 2006-08-08 Sold (Public Records) — Public Records
• 2006-08-01 Sold (MLS) — MLSU
• 2006-03-31 Listed $165,000 MLSU
• 2002-01-03 Sold (MLS) — MLSU
• 2001-06-13 Listed $136,900 MLSU

Property tax history

+4.1%/yr

Latest (2025): $2,065 · +12.6% YoY. Source: county tax records.